SUNRISE RIDGE TOWNHOUSE ASSOCIATION

Breckenridge, Colorado
Public record Verified Geography Verified Statute coverage Profile available Contacts Unclaimed

Governed by C.R.S. §38-33.3 (Colorado Common Interest Ownership Act). Colorado grants HOA assessment liens a 6-month super-priority window over a first mortgage under C.R.S. §38-33.3-316(2). Registered as a townhome association in Summit County, Colorado, in 1980.

Community Profile
Legal Compliance Dashboard — Live Preview Colorado vs. Washington · 5 requirements tracked
3/5
CommunityPay tracks every numeric statutory requirement — fee caps, time limits, percentage caps, retention periods — across every state's community-association law. The full dashboard renders side-by-side comparisons across all 51 tracked jurisdictions and a live feed of statute amendments. Below, three rows for Colorado alongside Washington.
Requirement CO WA
RC delivery deadline 14 days 10 calendar days
Lien super-priority 6 months 6 months
Quorum Pct 20 % 20 %
Open the full dashboard for Colorado → all states, every threshold, statute changes tracked daily
Resale Certificate Compliance 12 disclosures required
CO
This townhome association is governed by C.R.S. §38-33.3-316 (Colorado Common Interest Ownership Act). Colorado law requires 12 specific disclosures when a unit is sold. The certificate must be delivered within 14 days of request.
  • Statement of unpaid assessments currently levied against the unit C.R.S. §38-33.3-316(8)
    The association shall furnish to a unit owner or such unit owner's designee or to a holder of a security interest or its designee upon written request, delivered personally or by certified mail, first-class postage prepaid, return receipt, to the association's registered agent, a written statement setting forth the amount of unpaid assessments currently levied against such owner's unit. The statement shall be furnished within fourteen calendar days after receipt of the request and is binding on the association, the executive board, and every unit owner. If no statement is furnished to the unit owner or holder of a security interest or his or her designee, delivered personally or by certified mail, first-class postage prepaid, return receipt requested, to the inquiring party, then the association shall have no right to assert a lien upon the unit for unpaid assessments which were due as of the date of the request. C.R.S. §38-33.3-316(8) · verified Sep 2026
  • Fiscal year commencement date C.R.S. §38-33.3-209.4(2)(a)
    The date on which its fiscal year commences; C.R.S. §38-33.3-209.4(2)(a) · verified Sep 2026
  • Current operating budget C.R.S. §38-33.3-209.4(2)(b)
    Its operating budget for the current fiscal year; C.R.S. §38-33.3-209.4(2)(b) · verified Sep 2026
  • Current assessments by unit type, including regular and special assessments C.R.S. §38-33.3-209.4(2)(c)
    A list, by unit type, of the association's current assessments, including both regular and special assessments; C.R.S. §38-33.3-209.4(2)(c) · verified Sep 2026
  • Annual financial statements with reserve amounts for preceding fiscal year C.R.S. §38-33.3-209.4(2)(d)
    Its annual financial statements, including any amounts held in reserve for the fiscal year immediately preceding the current annual disclosure; C.R.S. §38-33.3-209.4(2)(d) · verified Sep 2026
  • Most recent financial audit or review results C.R.S. §38-33.3-209.4(2)(e)
    The results of its most recent available financial audit or review; C.R.S. §38-33.3-209.4(2)(e) · verified Sep 2026
  • Insurance policies: company names, limits, deductibles, additional named insureds, expiration dates C.R.S. §38-33.3-209.4(2)(f)
    A list of all association insurance policies, including, but not limited to, property, general liability, association director and officer professional liability, and fidelity policies. Such list shall include the company names, policy limits, policy deductibles, additional named insureds, and expiration dates of the policies listed. C.R.S. §38-33.3-209.4(2)(f) · verified Sep 2026
  • Bylaws, articles of incorporation, rules and regulations C.R.S. §38-33.3-209.4(2)(g)
    All the association's bylaws, articles, and rules and regulations; C.R.S. §38-33.3-209.4(2)(g) · verified Sep 2026
  • Minutes of executive board and member meetings for the preceding fiscal year C.R.S. §38-33.3-209.4(2)(h)
    The minutes of the executive board and member meetings for the fiscal year immediately preceding the current annual disclosure; C.R.S. §38-33.3-209.4(2)(h) · verified Sep 2026
  • Responsible governance policies adopted per §209.5 C.R.S. §38-33.3-209.4(2)(i)
    The association's responsible governance policies adopted under section 38-33.3-209.5; and C.R.S. §38-33.3-209.4(2)(i) · verified Sep 2026
  • Fee schedule: transfer fees, record change fees, and status letter charges C.R.S. §38-33.3-317(1)(h.5)
    A list of the current amounts of all unique and extraordinary fees, assessments, and expenses that are chargeable by the association in connection with the purchase or sale of a unit and are not paid for through assessments, including transfer fees, record change fees, and the charge for a status letter or statement of assessments due; C.R.S. §38-33.3-317(1)(h.5) · verified Sep 2026
  • Reserve study policy (when prepared, funding plan, physical/financial analysis basis) C.R.S. §38-33.3-209.5(1)(b)(IX)
    When the association has a reserve study prepared for the portions of the community maintained, repaired, replaced, and improved by the association; whether there is a funding plan for any work recommended by the reserve study and, if so, the projected sources of funding for the work; and whether the reserve study is based on a physical analysis and financial analysis. For the purposes of this subparagraph (IX), an internally conducted reserve study shall be sufficient. C.R.S. §38-33.3-209.5(1)(b)(IX) · verified Sep 2026
Industry incumbents (HomeWiseDocs, CondoCerts) charge residents $250–$400 per resale certificate. Colorado does not cap RC preparation fees by statute. With CommunityPay, the board issues the certificate directly from live ledger data — eliminating the third-party fee entirely. Residents typically save $250–$400 per closing.
None of these items are confirmed for SUNRISE RIDGE TOWNHOUSE ASSOCIATION. Set up this community on CommunityPay to track compliance and generate resale certificates from live ledger data.
Institutional Reference

Reserve study standards in Colorado

Statutory requirements, board preparation checklist, the components a professional study covers, and the useful-life ranges that drive thirty-year funding plans. Generic reference. Not a substitute for a study calibrated to a specific association.

Colorado does not currently encode a fixed reserve-study cadence in statute. The discipline still applies. Industry standard across the United States is below.

  • Update the component register annually as assets are added, replaced, or retired.
  • Commission a professional reserve study every three to five years. Update it when the component register changes materially.
  • Maintain a thirty-year capital plan with explicit annual funding contributions tied to the study.
  • Keep reserve funds segregated from operating cash. Disclose funding status in the annual budget.
  • Document the board-approved funding policy — percent-funded, threshold, or baseline — in board minutes.

CommunityPay maintains a Reserve Funding Status Report (RSR) generator tied to the live ledger. It is a status report, not a substitute for a professional study with on-site inspection.

What a board should have organized before commissioning a reserve study, and what a study delivers back. Use this list to evaluate whether the association is ready, regardless of state.

  1. Component register Every asset the association is responsible for maintaining — roofs, asphalt, mechanical systems, plumbing risers, elevators, amenities. Freeze a current version before the study.
  2. Condition assessments Last inspection reports, photographs, observed wear, recent repairs. The analyst calibrates useful-life estimates against this evidence.
  3. Useful-life and replacement-cost estimates Per component, calibrated to local climate, construction, and use intensity. A study produces these; the board verifies them.
  4. Thirty-year capital plan When each component reaches end-of-life and what replacement will cost in nominal dollars at that year.
  5. Funding plan Percent-funded, threshold, or baseline approach with an explicit annual contribution. The board approves; the study models outcomes.
  6. Current reserve fund balance Separated from operating cash. Ideally in interest-bearing accounts with FDIC coverage on the full balance.
  7. Annual budget tied to the funding plan Reserve contribution as an explicit budget line, traceable to the study and the funding policy.
  8. Most recent reserve study Full study, update, or interim review. Author credentials and date of the most recent on-site inspection.
  9. Insurance schedule Replacement-cost coverage on insured components. Deductibles that may draw against reserves in a loss.
  10. Board minutes referencing reserve decisions Special assessments, deferred maintenance, funding-policy changes, scope deviations from the study.

Categories most reserve studies cover. The specific components depend on the association. High-rise condos track far more than single-family HOAs. Gated communities track infrastructure that condos never see.

Roofing & Exterior

Asphalt shingle, metal, tile, or flat membrane roofs. Siding (wood, fiber cement, stucco, vinyl). Exterior paint. Soffits and fascia. Gutters and downspouts. Decks and balconies. Railings. Window and door frames in common areas.

Mechanical

HVAC chillers and cooling towers. Boilers and water heaters. Ventilation. Pumps. Fire suppression and sprinkler systems. Emergency generators. Elevators — cabs, controllers, jacks, and modernizations.

Site Work

Parking lots: seal coat, overlay, full reconstruction. Concrete sidewalks and curbs. Site lighting. Storm drainage. Retaining walls. Fencing. Entry gates and signage.

Plumbing & Electrical

Main water lines and risers. Sanitary and storm sewer lines. Backflow preventers. Common-area electrical panels and switchgear. Transformer pads. Distribution.

Amenities

Pools, spas, and pool equipment. Clubhouse interiors. Fitness rooms. Playgrounds. Tennis and pickleball courts. Mailbox kiosks. Trash enclosures and dumpster pads.

Safety & Code

Fire alarm panels. Emergency lighting. Smoke detectors in common areas. Fire-rated doors. Structural fireproofing. Sprinkler heads and inspection-required components.

A mid-size HOA typically tracks thirty to eighty components. A high-rise condo tracks two hundred or more. The categories above are illustrative. A professional reserve study identifies the components a specific association is responsible for.

Typical useful-life ranges for components common in reserve studies. Industry averages, not specific to any state, climate, or association. A professional study calibrates these to local conditions, construction quality, maintenance practice, and use intensity.

Component Typical useful life
Asphalt shingle roof20–25 years
Metal roof40–50 years
Tile or slate roof50+ years
Flat membrane roof (TPO/EPDM)15–25 years
Wood siding20–30 years
Fiber cement siding30–50 years
Stucco50+ years
Exterior paint cycle7–10 years
Gutters and downspouts20–30 years
Wood deck, pressure-treated15–20 years
Composite deck25–30 years
Asphalt parking — seal coat3–5 years
Asphalt parking — overlay12–15 years
Asphalt parking — reconstruction25–30 years
Concrete sidewalks and curbs30–50 years
Site lighting (poles, fixtures)20–30 years
Wood fencing15–25 years
Pool plaster10–15 years
Pool pump and filter7–10 years
HVAC rooftop unit15–20 years
Boiler25–30 years
Commercial water heater10–15 years
Fire alarm panel20–25 years
Elevator cab finishes15–20 years
Elevator modernization25–30 years
Carpet, clubhouse7–10 years
Playground equipment10–15 years

Ranges synthesized from common professional reserve-study references and U.S. building-component literature. Verify against a study performed by a credentialed reserve specialist (RS, PRA, or equivalent) before relying on any figure for funding decisions.

Related tools
  • Reserve Health Check → Free. Inputs reserve balance, annual contribution, building age, and components; returns a grade with the math shown. No signup required to view results.
Institutional Reference

Meeting requirements in Colorado

Statutory floors for owner and board meetings — notice periods, delivery rules, quorum, voting, written consent, and record retention. Generic reference. Specific bylaws or declarations may impose tighter requirements; statutes set the minimum.

Colorado statute does not currently encode specific board or owner meeting notice periods in the corpus. The discipline still applies. Industry standard is below.

  • Provide at least 10 days advance notice for board meetings.
  • Provide 14–30 days advance notice for annual or special owner meetings.
  • Hold at least one annual meeting of the membership each year.
  • Keep all board meetings open to owners in good standing; reserve executive session for narrow purposes.
  • Define a quorum threshold in the bylaws and apply it consistently.

CommunityPay maintains a Board Meeting Packet generator that produces a state-aware agenda, draft minutes template, and compliance checklist for the board pack.

How meeting notice must be delivered, what it must contain, and what defects invalidate the notice. Statutes vary in mechanics; the principles are consistent.

  1. Delivery method First-class mail or hand-delivery to the address on file with the association is the universal default. Most states permit electronic delivery only with the owner's written consent. A posted notice on a community bulletin board is not, by itself, sufficient.
  2. Address on file The association is entitled to rely on the address each owner has provided. The owner bears the burden of keeping it current. The board must maintain a registered address list.
  3. Required content Date, time, location (or remote-access link), and an agenda. Material to be voted on — budget, special assessments, rule changes — must be identified specifically. "Other business" is not a substitute for an item.
  4. Notice period start The notice period typically runs from the date of mailing or hand-delivery, not the date of receipt. Some states count both the notice date and the meeting date; others exclude one or both. Confirm the rule.
  5. Remote participation When the association offers remote attendance, the notice must include the access information and any limitations (e.g., audio-only, no chat). Recording rules vary by state.
  6. Defective notice consequences Material defects invalidate actions taken at the meeting. Minor defects (typo in location, slightly late mailing) may be cured by attendance and waiver. Document the cure in the minutes.
  7. Emergency notice Statutes typically permit shortened notice for genuine emergencies (imminent physical harm, immediate financial loss). The board must document the emergency basis in the minutes.

Full notice requirements appear in C.R.S. §38-33.3-101 and the specific subsections cited in the Requirements tab.

Quorum sets the floor for a valid meeting. Voting mechanics — proxies, ballots, written consent — determine how votes are counted once the quorum is established.

Quorum

Statute sets the default at 20% of allocated interests unless the governing documents specify a different threshold.

Proxies

Most states permit proxies for owner meetings. The proxy must be written, dated, and signed; many states require revocation rights and an explicit scope (general or limited). Proxies do not extend to board meetings — directors must vote in person or by permitted remote means.

Written consent

Action without a meeting requires unanimous written consent in most jurisdictions, though some states permit a lower threshold for narrow categories (uncontested matters, ratification). Document the consent in the corporate records, indexed to the action taken.

Ballots

Secret-ballot procedures, double-envelope requirements, and inspector-of-elections rules apply in states with comprehensive election statutes. Director elections, recall votes, and assessment increases above a statutory threshold typically require secret-ballot procedure.

Cumulative voting

Available only when explicitly authorized by the declaration or bylaws. Otherwise straight voting applies — each membership casts one vote per open seat per candidate, with no concentration permitted.

Member in good standing

Voting rights may be suspended for delinquent accounts in some jurisdictions. Suspension typically requires due-process notice and an opportunity to cure. Statutes vary; the bylaws must align.

Voting and quorum procedures are codified in C.R.S. §38-33.3-101 and applicable subsections. Specific procedures may be modified in the declaration and bylaws within statutory limits.

Minutes are the corporate record of the meeting. Statutes in every state require associations to maintain meeting minutes and make them available to owners on request. Retention periods and access rules vary.

  1. What minutes must contain Date, time, location. Directors and officers present. Quorum determination. Motions made, seconded, and the vote count. Substantive board actions and adopted resolutions. Executive-session minutes kept separately; the open-session minutes record only that a closed session occurred.
  2. Retention period Colorado requires retention for at least 3 years. Reserve studies, declarations, amendments, and assessments — permanent.
  3. Owner inspection rights Colorado requires the association to respond within 30 days of a written request.
  4. Approval process Draft minutes are circulated to the board, corrected, and approved at the next regular meeting. Approved minutes become the official record. Corrections after approval require a noted amendment, not silent edits.
  5. Permanent records Declaration, bylaws, articles of incorporation, rule books, amendments, and the minute book are permanent records. The association cannot dispose of them on any retention schedule.
  6. Resale disclosure Recent board and owner meeting minutes are typically required attachments to a resale certificate. The standard window is the last 12 months; some statutes extend to 24 months for amendments.
  7. Executive session Closed-session minutes record matters discussed but typically remain confidential from the general membership. Specific votes taken in closed session may need to be reported in the open-session minutes.

Records retention and inspection rights are codified in C.R.S. §38-33.3-101 and related subsections. A records-request response that misses the statutory deadline may expose the association to a per-day penalty.

Related tools
Institutional Reference

Insurance & risk requirements in Colorado

Statutory floors plus the Fannie Mae 1076 and Freddie Mac 476 condo questionnaire fields lenders verify before closing. Generic reference. Specific declarations or bylaws may impose tighter requirements; statutes set the minimum.

Fannie Mae lender requirement
Hazard / property coverage
100% of replacement cost value, project improvements + common elements + residential structures
Fannie Mae B7-3-03
Comprehensive general liability
$1000000 minimum per single occurrence, bodily injury and property damage on common elements
Fannie Mae B7-4-01
  • Replacement cost basis — policy must pay to rebuild without depreciation deduction.
  • Agreed-amount endorsement — waives the coinsurance penalty when coverage is set to a stated replacement cost.
  • Inflation guard endorsement — annual escalation to keep coverage at current rebuild cost.
  • Building ordinance or law endorsement — covers the cost gap when current building codes require upgrades during a rebuild.

Statutory citation: C.R.S. §38-33.3-101.

Fannie Mae lender requirement
Fidelity / crime bond minimum
3 months of aggregate assessments on all units
Fannie Mae B7-4-02

The fidelity / crime policy protects association funds from dishonest or fraudulent acts by anyone handling or responsible for those funds — directors, officers, employees, and the management agent. The HOA or co-op corporation must be the named insured, with premiums paid as a common expense.

  • Named covered parties — board, officers, employees, and the management company (when one is engaged).
  • Computation basis — months of assessments plus reserve balance, or a percentage of the operating budget, depending on the governing statute.
  • Annual renewal — coverage lapses are a common audit finding and trigger lender disqualification.

Statutory citation: C.R.S. §38-33.3-101.

Fannie Mae lender requirement
Deductible cap
5% maximum of master policy coverage amount, aggregated across per-peril deductibles
Fannie Mae B7-3-03

Higher deductibles disqualify the project from conforming mortgage originations on every unit. State statutes sometimes codify a tighter cap or require board approval before deductible changes.

Flood insurance is required when any portion of the project sits inside a FEMA-designated Special Flood Hazard Area (SFHA). Coverage must equal the lesser of the building replacement cost or the National Flood Insurance Program (NFIP) maximum, with the balance covered by an excess flood policy.

Statutory citation: C.R.S. §38-33.3-101.

Beyond the master property policy, lenders require several distinct coverages and endorsements. Each addresses a specific risk category the master policy alone does not handle.

  • Directors & officers (D&O) liability — defends board members against claims arising from governance decisions. Often required by lenders even when not codified by statute.
  • Umbrella / excess liability — extends primary liability limits, typically by $1M to $5M, to cover catastrophic claims.
  • Workers’ compensation — required when the association directly employs maintenance or management staff.
  • Earthquake / windstorm — peril-specific policies in seismic and coastal zones. Lender requirement depends on territory.
  • Environmental / pollution — applies when the association operates pools, fuel storage, or other regulated facilities.

Statutory citation: C.R.S. §38-33.3-101.

Statutory Obligations — Colorado 93 obligations across 9 categories
CO
Under Colorado community association law, this townhome association is bound by the obligations below. Each item is pinned to the underlying statute. Click any citation to read the source.
Governance 32
Board governance, meetings, voting, quorum.
  • CCIOA short title — Article 33.3 of Title 38 is the "Colorado Common Interest Ownership Act"
    CCIOA is the formal name of Colorado's unified HOA/condo/cooperative statute. Whenever practitioners or courts refer to "CCIOA," they mean Article 33.3 of Title 38.
     C.R.S. §38-33.3-101
  • Pre-1992 communities are subject to the §316 assessment lien and §316.3 collection limits
    Older Colorado HOAs (formed before July 1992) are NOT fully governed by CCIOA, but the most important sections — assessment liens, collection limits, and certain governance provisions — DO apply to them. Boards in older communities cannot point to the original CC&Rs as overriding these statutory provisions.
     C.R.S. §38-33.3-117(1)
  • Association identity, agent, and contact information must be made available within 90 days after declarant turnover
    After the developer turns the HOA over to owners, the association has 90 days to publish basic identity and contact information. Any later change (new management company, new physical address) requires another 90-day update window.
     C.R.S. §38-33.3-209.4(1)
  • Insurance policy list with limits, deductibles, additional insureds, and expirations must be made available annually
    Owners receive a detailed insurance summary each year — carrier, limits, deductibles, additional insureds, expirations. Title companies and lenders rely heavily on this disclosure for closings.
     C.R.S. §38-33.3-209.4(2)(f)
  • Bylaws, articles, rules and regulations must be made available annually
    The full set of governing documents — bylaws, articles of incorporation, rules and regulations — must be available to owners annually. This is in addition to the declaration, which is recorded in the public real-estate records.
     C.R.S. §38-33.3-209.4(2)(g)
  • Minutes of board and unit-owner meetings for the prior fiscal year must be made available annually
    A full year of board and unit-owner meeting minutes must be available each year. Owners can see what decisions were made, when, and by whom — important for evaluating governance quality before a purchase.
     C.R.S. §38-33.3-209.4(2)(h)
  • Responsible governance policies adopted under §209.5 must be made available annually
    The association's nine mandatory governance policies under §209.5 must be available each year as part of the annual disclosure package. These cover collection practices, fines, records, reserves, and dispute resolution — the operational rules every buyer should review.
     C.R.S. §38-33.3-209.4(2)(i)
  • Disclosure permitted via website posting, literature table, or mail/personal delivery
    The association has flexibility in how it makes the annual disclosure package available — website (with email or mail notice of the address), an in-office literature table, or direct mail/personal delivery. Distribution cost is a common expense.
     C.R.S. §38-33.3-209.4(3)
  • Associations must maintain accurate and complete accounting records and adopt nine mandatory governance policies
    CCIOA imposes a baseline governance regime on every Colorado HOA: keep clean accounting records, and adopt nine specific written policies (collection, conflict of interest, meetings, fines/enforcement, records inspection, reserve fund investment, policy amendment, dispute resolution, and reserve study). Without these policies, the association cannot lawfully fine owners or pursue collections.
     C.R.S. §38-33.3-209.5(1)
  • Association may hire and terminate managing agents, employees, and independent contractors
    The board has full authority to retain a property management company, hire onsite staff, and contract with vendors. No special owner approval is required to enter ordinary service contracts within budget.
     C.R.S. §38-33.3-302(1)(c)
  • Association may regulate use, maintenance, repair, and modification of common elements, subject to §302.5
    The board has broad authority to set rules governing common areas — pool hours, clubhouse use, parking, landscaping standards, architectural review — but cannot unreasonably restrict owners' access to common elements under §302.5.
     C.R.S. §38-33.3-302(1)(f)
  • Association possesses general corporate powers and any powers necessary and proper for governance
    Beyond the specific HOA-statute powers, the association also has every general power of a Colorado nonprofit corporation (or the corresponding entity type). The two statutes work together — CCIOA gives the HOA-specific authority, and the underlying nonprofit corporation act fills in general corporate-governance powers.
     C.R.S. §38-33.3-302(1)(p)
  • Executive board has residual authority to act on behalf of the association
    The board is the default decision-maker for everything the association does, with three narrow exceptions in §303(3): amending the declaration, terminating the community, and electing other board members or setting board qualifications/terms.
     C.R.S. §38-33.3-303(1)(a)
  • Every board member must have access to all association information; cannot be restricted by bylaws
    A board cannot keep one of its own members in the dark. Every director is entitled to every report, contract, and professional-advisor communication that any other director has access to. Bylaws cannot override this — and this applies retroactively to pre-1992 communities under §117(1)(i.7).
     C.R.S. §38-33.3-303(1)(b)
  • Declarant-appointed board members owe a fiduciary duty; owner-elected board members liable only for wanton and willful acts
    Two different liability standards. Developer-appointed directors owe a full fiduciary duty (the strict standard). Owner-elected directors are protected from liability except for wanton and willful acts — Colorado's version of business judgment with stronger protection. Indemnification is permitted but only within these limits.
     C.R.S. §38-33.3-303(2)
  • Declarant control terminates at the earlier of 75% unit conveyance, 2 years after last declarant sale, or 2 years after last right to add units
    The developer can control the board only during the initial build-out and sales period. Once 75% of units have been sold (or the 2-year stalling clocks hit), the developer must turn over control to owner-elected directors. Large planned communities have longer windows but the same earliest-trigger rule.
     C.R.S. §38-33.3-303(5)(a)(I)
  • At turnover, declarant must deliver complete association records, audited financials, and operating documents within 60 days
    When the developer turns the HOA over to owners, the developer must hand over a complete document set within 60 days — including a CPA-audited accounting of all association funds (the developer pays for the audit). This is the owners' one-time chance to know exactly what they're inheriting. Boards often discover misappropriations or contractual surprises at this stage.
     C.R.S. §38-33.3-303(9)
  • Annual unit-owner meeting required; special meetings callable by president, board majority, or 20% of owners
    Every Colorado HOA must hold an annual owner meeting. Special meetings can be called by the president, by a majority of the board, or by petition of 20% of voting owners. Notice must go out 10–50 days in advance via mail or hand delivery, must also be physically posted, and must list the time, place, and agenda — including any declaration amendment, budget change, or removal proposal.
     C.R.S. §38-33.3-308(1)
  • Owners entitled to speak before any board vote on an issue under discussion
    Before the board votes on any agenda item, owners have a statutory right to speak. The board can cap each owner at (e.g.) three minutes and can balance opposing-view speakers, but cannot bar owner input altogether. Skipping this step makes the resulting vote subject to challenge.
     C.R.S. §38-33.3-308(2.5)(b)
  • All regular and special board meetings must be open to all association members or their representatives
    Open-meeting is the default rule in Colorado. The board cannot meet privately to handle ordinary business — only for narrow categories enumerated in §308(4). Ordinary policy debates must happen in open session, and agendas must be available to any member.
     C.R.S. §38-33.3-308(2)(a)
  • Executive session limited to six enumerated topics (employees, legal counsel, investigations, statute-protected matters, individual privacy, written legal communications)
    The board cannot use executive session as a catch-all to avoid public business. Only six narrow topics qualify: employees, legal advice, criminal investigations, legally-protected confidential matters, individual privacy/owner discipline, and legal counsel communications. Rules cannot be adopted in executive session — those must be voted on in open session.
     C.R.S. §38-33.3-308(4)
  • Declarant liable for tort losses not covered by insurance during declarant control period; statute of limitations tolled until declarant control terminates
    Developer-era torts come back to the developer once owners take over. The HOA can sue the developer for losses insurance doesn't cover, plus litigation expenses. The clock on suing doesn't start until declarant control ends — preventing the developer from running out the statute of limitations during the build-out period.
     C.R.S. §38-33.3-311(1)
  • Actions against the association must be brought against the association, not against individual unit owners
    When someone sues for an association's act or omission, the lawsuit goes against the HOA itself, not individual owners. The HOA's insurance and assets answer for the claim. Owners are not personally exposed beyond their share of common expenses (per the declaration's allocation formula).
     C.R.S. §38-33.3-311(1)
  • Declarant liable to the association for all association funds collected during declarant control that were not properly expended
    If the developer collected dues or other association funds and didn't spend them properly during the declarant-control period, the developer owes those funds back to the post-turnover HOA. The §303(9)(b) audited turnover accounting is the mechanism for identifying these claims.
     C.R.S. §38-33.3-311(2)
  • Association must maintain property insurance on common elements at full insurable replacement cost
    Property insurance is mandatory once units start being sold. Coverage must equal full replacement cost (minus deductibles) for the common elements. The board must confirm the policy meets this standard at each renewal — under-insurance triggers §313(3)'s notice obligation to owners.
     C.R.S. §38-33.3-313(1)(a)
  • Association must maintain commercial general liability covering common-element ownership and management
    Commercial general liability insurance is mandatory. The policy must cover the HOA itself, the board, management company, and their agents, plus name unit owners as additional insureds for common-element claims. Coverage limits are set by governing documents or by board judgment.
     C.R.S. §38-33.3-313(1)(b)
  • Insurer must give 30 days advance written notice of cancellation or nonrenewal to the association and to each unit owner and security holder with a certificate
    Insurers cannot quietly cancel or non-renew a Colorado HOA policy. The insurer must mail 30 days' notice to the association and to every owner or lender holding a certificate. This gives the board and lenders time to find replacement coverage before lapse.
     C.R.S. §38-33.3-313(8)
  • Detailed receipts and expenditures, construction-defect claims, meeting minutes, and committee actions must be maintained as association records
    The association must keep three foundational record categories: detailed receipts/expenditures (the financial trail), construction-defect claims (and any settlement proceeds), and meeting minutes (board, owner, and committee). These are the "sole records" for retention and production — meaning everything else can be discarded.
     C.R.S. §38-33.3-317(1)(a)-(c)
  • Three years of financial statements and seven years of tax returns must be maintained
    The HOA must keep three years of financial statements and seven years of tax returns available for inspection. Anything older may be discarded — the record-retention floor is not the same as a litigation-hold obligation.
     C.R.S. §38-33.3-317(1)(g)
  • All annual §209.4 disclosure documents must also be maintained as records
    Every document in the §209.4 annual disclosure package (operating budget, assessment list, financial statements, audit/review, insurance summary, governing docs, minutes, governance policies) must be retained as part of the records archive.
     C.R.S. §38-33.3-317(1)(h.6)
  • Association may charge reasonable fees for record copies, not exceeding estimated cost of production and reproduction; cannot charge an access fee
    The HOA can charge actual cost for record copies — labor, material, copying, mailing, special processing — but cannot charge a profit margin. There is NO statutory dollar cap; the cap is "estimated cost of production." Per §209.5(8)(b), the HOA additionally may not charge a fee for providing an owner with a statement of total amount owed.
     C.R.S. §38-33.3-317(4)
  • $50/day penalty (up to $500 or actual damages) if association fails to allow inspection/copying within 30 days of certified-mail request
    When an owner sends a certified-mail records request with the fee, the HOA has 30 calendar days to allow inspection/copying. If it fails, the owner can collect $50 per day starting from the 11th business day after the request, capped at $500 OR actual damages — whichever is greater. This is a real penalty with teeth, not a slap on the wrist.
     C.R.S. §38-33.3-317(4.5)
Financial 16
Financial statements, audits, banking, fund segregation.
  • Fiscal year commencement date must be made available annually
    Every Colorado HOA must publish, every year, when its fiscal year starts. This anchors all other annual disclosures (budget, financial statements, assessment list) to a consistent reporting period.
     C.R.S. §38-33.3-209.4(2)(a)
  • Operating budget for the current fiscal year must be made available annually
    The current fiscal year's operating budget is one of the nine items the association must make available every year. Owners can see what the board has budgeted for operations before they ask whether assessments are appropriately set.
     C.R.S. §38-33.3-209.4(2)(b)
  • Annual financial statements with reserve amounts must be made available
    Annual financial statements must be available, and they must show the reserve balance for the preceding fiscal year. This combines income/expense reporting with reserve transparency.
     C.R.S. §38-33.3-209.4(2)(d)
  • Most recent financial audit or review results must be made available annually
    If the HOA has had an audit or review prepared, those results must be made available each year as part of the annual disclosure package. Whether an audit or review is required depends on revenue thresholds and owner request rates under §303(4)(b).
     C.R.S. §38-33.3-209.4(2)(e)
  • Most recent reserve study must be made available annually (HB 26-1099, effective August 12, 2026)
    Since August 12, 2026, the reserve study is one of the items a Colorado association must make available every year. The developer commissions and pays for the study before turnover, and it must project costs over thirty years.
     C.R.S. §38-33.3-209.4(2)(j)
  • Association may impose reasonable charges for preparation and recordation of declaration amendments and statements of unpaid assessments
    Boards can charge for preparing declaration amendments and statements of unpaid assessments. The fee is governed by the §317(4) "actual cost" standard — CCIOA does NOT set a fixed dollar cap. An owner specifically requesting a statement of what they personally owe gets it for free under §209.5(8)(b).
     C.R.S. §38-33.3-302(1)(l)
  • Budget adoption requires mailing a summary to owners within 90 days; budget deemed approved absent majority veto
    The board sets the budget, sends a summary to all owners within 90 days, schedules an owner meeting, and the budget passes silently unless a majority of owners affirmatively veto it at that meeting. If owners veto, the last good budget rolls forward. Owners don't have to vote yes — they have to vote no, and most never do, so most budgets pass.
     C.R.S. §38-33.3-303(4)(a)
  • The budget summary must reach every owner within ninety days of adoption, and a meeting must be set
    Ninety days from adoption to the summary reaching owners, and posting it on the association website counts as delivery. Colorado sets no fixed window for the meeting itself -- it is a reasonable time, or whatever the bylaws allow.
     C.R.S. §38-33.3-303(4)(a)(I)
  • The proposed budget needs no owner approval and passes absent a majority veto at the noticed meeting
    Colorado owners do not vote a budget in; they vote it down or it passes. The veto takes a majority of all unit owners, not a majority of those at the meeting, and quorum is irrelevant.
     C.R.S. §38-33.3-303(4)(a)(II)(A)
  • The veto procedure does not reach a pre-1992 community whose declaration caps assessments and whose budget stays inside the cap
    An older community with a capped assessment is outside the veto procedure so long as the budget stays under the cap. Both conditions have to hold.
     C.R.S. §38-33.3-303(4)(a)(II)(B)
  • Audit required only when annual revenue/expenditure ≥ $250,000 AND owners of 1/3 of units request; review on 1/3 owner request
    Colorado HOAs are NOT required to commission annual audits or reviews automatically. An audit happens only when the HOA is large (>$250K revenue) AND a third of owners formally request one. A review (cheaper, less rigorous) requires only the third-of-owners trigger. Small HOAs can operate with internal financials only — but they still must produce the §209.4(2)(d) annual financial statement.
     C.R.S. §38-33.3-303(4)(b)
  • Who may perform the engagement, and on what standards -- a CPA only for an audit
    A Colorado review does not require a CPA. An audit does. The reviewer needs a basic grounding in accounting and independence from the association, and the statements may be GAAP, cash, or tax basis.
     C.R.S. §38-33.3-303(4)(b)(I)
  • An audit is required only when revenues or expenditures reach $250,000 AND owners of at least one-third of the units request it
    Both, not either. The money test is revenues or expenditures -- whichever is higher clears it -- and it does nothing on its own. Without a request from the owners of at least one-third of the units there is no audit duty at any size.
     C.R.S. §38-33.3-303(4)(b)(II)
  • The audit money test is annual revenues OR expenditures of at least $250,000
    Either figure clears it. An association spending $250,000 against smaller revenues meets this condition, and so does the reverse. On its own the condition requires nothing -- (B) must also be met.
     C.R.S. §38-33.3-303(4)(b)(II)(A)
  • The audit petition is by the owners of at least one-third of the units, not one-third of the votes
    The fraction is of units. Counting one-third of the votes instead would give a different answer in any community with weighted voting or multiple-unit owners.
     C.R.S. §38-33.3-303(4)(b)(II)(B)
  • A review is required only when owners of at least one-third of the units request it, at any size
    The review duty has no dollar test. It turns entirely on the same one-third-of-units request, and the fraction is of units, not of votes.
     C.R.S. §38-33.3-303(4)(b)(III)
Assessment 6
Assessment levy, billing, collection, late fees.
  • List of current assessments by unit type, regular and special, must be made available annually
    Every Colorado HOA must publish, every year, the current regular and special assessment amounts broken out by unit type. Owners (and prospective buyers reviewing a status letter) get a clear picture of the assessment regime, including any unit-type variation.
     C.R.S. §38-33.3-209.4(2)(c)
  • Association may adopt budgets and collect common-expense assessments
    The board has statutory authority to set the annual budget and levy assessments against owners. Owner approval of the levy itself is not required; the §303(4)(a) budget-veto procedure is the main owner check.
     C.R.S. §38-33.3-302(1)(b)
  • Common expenses assessed against units per declaration allocation; first assessment shifts payment from declarant to owners
    Before the first assessment, the developer pays all common expenses. After the first assessment, the HOA budgets annually and bills owners per the declaration's allocation formula (typically equal per unit, by square footage, or by ownership percentage). Past-due assessments accrue interest at the rate the board sets, capped at 8% per year — the HB 22-1137 cap.
     C.R.S. §38-33.3-315(1)-(2)
  • Limited common element maintenance assessed against the units to which the element is assigned; sub-community-benefit expenses assessed only against benefited units; insurance by risk, utilities by usage
    When the declaration so allows, the HOA can allocate common expenses to the units that actually use or benefit from the expense — limited common elements to assigned units, sub-community amenities to the benefited owners, insurance by risk, utilities by usage. This avoids charging all owners equally for expenses that benefit only some.
     C.R.S. §38-33.3-315(3)
  • Owner liable for assessments during ownership; cannot escape by waiving common-element use or by abandonment
    An owner cannot avoid assessments by saying they don't use the pool or by abandoning the unit. As long as the owner owns the unit, the assessments are owed. The §38-33.3-316 assessment lien attaches automatically the moment an assessment becomes due.
     C.R.S. §38-33.3-315(6)
  • "Assessment" is defined for §38-33.3-316 and includes fees specific to delinquent payments and reasonable collection costs
    Colorado now defines "assessment" inside the lien statute, and the definition sweeps in delinquency fees and reasonable collection costs. Read with (1)(a), which still says fees, late charges, attorney fees, fines, and interest may be liened but cannot be foreclosed on, the two provisions do different work: (14) says what the word covers, (1)(a) says what a foreclosure may be based on.
     C.R.S. §38-33.3-316(14)
Reserves 1
Reserve studies, reserve funding, capital planning.
  • Reserve study policy adoption is mandatory; the policy specifies when the study is performed and the funding plan
    CCIOA requires every Colorado HOA to adopt a written policy about its reserve study practices — when studies are commissioned, what funding plan supports the recommendations, and whether the study includes both a physical inspection and a financial projection. The statute does not require that a reserve study actually be done at any particular interval; it only requires the policy. An internally-prepared study counts.
     C.R.S. §38-33.3-209.5(1)(b)(IX)
Disclosure 4
Owner disclosures, resale certificates, public records.
  • The §209.4 disclosure duty does not apply to a time-share unit
    Time-share units are carved out of the annual disclosure package. None of the §209.4(2) items is owed as to a time-share unit or its owner.
     C.R.S. §38-33.3-209.4(4)
  • Colorado status letter (CO RC equivalent): Statement of unpaid assessments must be furnished within 14 calendar days of written request; binding on association and every unit owner; failure to furnish extinguishes lien rights as of request date
    The Colorado "status letter" is the statutory equivalent of a resale certificate. Any owner, their designee, or any lender or their designee can demand it in writing (certified mail to the registered agent). The HOA has 14 calendar days to deliver. The statement is BINDING — the HOA cannot later claim additional unpaid assessments. If the HOA fails to deliver, it forfeits its lien for any assessments due as of the request date. This is the most consequential disclosure under CCIOA.
     C.R.S. §38-33.3-316(8)
  • Colorado fee schedule disclosure: List of all unique sale/purchase-related fees — transfer fees, record change fees, charge for status letter or statement of assessments — must be maintained
    The HOA must maintain — and disclose to buyers and sellers — a list of every fee or charge tied to the transfer of a unit. Transfer fees, record-change fees, status letter charges, anything else not covered by ordinary assessments. This is the Colorado fee-schedule disclosure that title companies and prospective buyers need to underwrite the closing.
     C.R.S. §38-33.3-317(1)(h.5)
  • The fee-schedule disclosure, the annual-disclosure retention duty, the copy-charge cap, and the $50/day penalty do not apply to an association that includes time share units
    The 2021 records amendments — the list of sale-related fees, the duty to retain the annual disclosure documents, the actual-cost cap on copy charges, and the $50/day penalty for a late production — are owed by every association except one that includes time share units.
     C.R.S. §38-33.3-317(8)
Records 1
Records retention, owner access, official documents.
  • An audit or review must be available to any unit owner within thirty days of completion
    Once the engagement is finished the clock is thirty days, and then any owner who asks gets a copy -- not only the owners who petitioned for it.
     C.R.S. §38-33.3-303(4)(b)(IV)
Elections 5
Director elections, ballot procedures, recall.
  • Default owner-meeting quorum is 20% of votes (10% for associations with more than 1,000 unit owners)
    The Colorado statutory floor for owner-meeting quorum is 20% of votes (10% for very large associations >1,000 units). The bylaws may set a higher threshold. Once a quorum is present at the start, it remains present throughout — even if attendees leave.
     C.R.S. §38-33.3-309(1)
  • Default board-meeting quorum is 50% of board votes
    For board meetings, the default quorum is half the board's voting power (proxies count). Bylaws may require more. Once present, the quorum holds throughout.
     C.R.S. §38-33.3-309(2)
  • Contested board elections require secret ballot; counting must be done by neutral third party or volunteer committee
    Contested board elections in Colorado must use secret ballots. The board can also use secret ballots for any matter (or 20% of owners present can demand it). Counting must be done by a neutral third party or a committee of volunteer owners — not board members, and not candidates in a contested race.
     C.R.S. §38-33.3-310(1)(b)
  • Proxies must be written and dated; void if undated or purportedly irrevocable; terminate 11 months after date unless earlier
    Owners may vote by proxy. The proxy must be written, signed, and dated. An undated proxy is void. A proxy that purports to be irrevocable is void. Proxies automatically expire 11 months after the date unless the proxy says it expires sooner. The owner can revoke at any time by giving actual notice to the meeting chair.
     C.R.S. §38-33.3-310(2)
  • Association cannot vote shares allocated to units it owns
    When the HOA itself owns a unit (typically acquired through foreclosure or otherwise), the votes allocated to that unit cannot be cast. The association cannot vote for itself.
     C.R.S. §38-33.3-310(4)
Enforcement 27
Rule enforcement, fines, hearings, due process.
  • association attorney fees for unpaid assessments capped at $5,000 or fifty percent of the amount owed, whichever is less
    When an owner falls behind on assessments, the HOA can bill back its attorney fees — but only up to $5,000 or half of what is owed, whichever is smaller. The cap rises with Denver-area inflation each August.
     C.R.S. §38-33.3-123(1)(a)(II)
  • court fee award in a collection action carries the same cap, with a willful-noncompliance exception
    The cap binds the court too, not just the association's own billing. A judge may go above it only by finding the owner could have paid and chose not to.
     C.R.S. §38-33.3-123(1)(c)(II)
  • HB 22-1137 requires first-contact and certified-mail notice before any delinquency action
    Before the HOA can act on a delinquency, the board must reach out to the owner by multiple channels: certified mail notice plus two of (phone call, text, email). The owner can also designate a contact person and a language preference; the board must honor both. Skipping the contact step is a procedural defense against later collection.
     C.R.S. §38-33.3-209.5(1.7)(a)
  • No daily late fees, no daily fines under HB 22-1137
    Colorado HOAs cannot rack up daily late fees or daily fines. After HB 22-1137, late charges and fines are capped per occurrence with statutory cure procedures, not accrued day-over-day.
     C.R.S. §38-33.3-209.5(1.7)(b)(I)
  • Non-safety violations require 30-day cure notice; total fine capped at $500 per violation; two consecutive cure periods required before legal action
    For ordinary violations (not threats to public safety/health), the HOA must send certified-mail notice with at least 30 days to cure before any fine. Total fines for that violation are capped at $500. The owner gets two consecutive 30-day cure periods before the HOA can sue. Procedures matter — skip any step and the fine is unenforceable.
     C.R.S. §38-33.3-209.5(1.7)(b)(III)
  • Fine due process requires written policy, fair and impartial fact-finding, notice, and opportunity to be heard
    A Colorado HOA cannot fine without (1) a written fine policy, (2) a fact-finding step with notice and an opportunity to be heard, and (3) an impartial decision maker. The decision maker is "impartial" only if they have no direct personal or financial interest in the outcome.
     C.R.S. §38-33.3-209.5(2)
  • Collection policy must specify due date, late fees, payment plans, pre-collection notice content, and remedies
    Colorado HOAs may not use collection agencies or sue for unpaid assessments without a written collection policy that hits seven required elements: due dates, fees, bounced-check charges, payment plan terms, pre-collection certified-mail notice (with full itemization and opportunity to dispute), payment allocation, and available legal remedies. Without the policy, collection action is barred.
     C.R.S. §38-33.3-209.5(5)
  • Judicial foreclosure barred unless the association first offers an 18-month repayment plan, which the owner rejects or breaches
    Before foreclosure, the HOA must offer an 18-month repayment plan (minimum $25/month). The owner has 30 days to accept. If accepted, the HOA cannot foreclose unless the owner misses three monthly installments. If the owner rejects (or never responds), the HOA may then proceed — but only after a documented offer.
     C.R.S. §38-33.3-209.5(7)(a)
  • 8% statutory interest cap on unpaid assessments, fines, and fees; no fee for statement of total owed; no foreclosure on fines-only debt
    Three hard prohibitions: interest above 8% is unlawful; no fee can be charged to give an owner a statement of what they owe; and the HOA cannot foreclose on a lien if the only thing it secures is fines (or collection costs/attorney fees tied to fines). Foreclosure must always be based on unpaid assessments, not punitive charges.
     C.R.S. §38-33.3-209.5(8)
  • Small-claims jurisdiction available for assessment / fine / fee disputes up to $7,500
    For assessment, fine, or fee disputes up to $7,500, either the HOA or the owner can use Colorado small claims court — a faster, cheaper alternative to district court. Interest and costs don't count toward the $7,500 cap.
     C.R.S. §38-33.3-209.5(9)
  • Association may litigate in its own name on behalf of itself or two or more unit owners
    The HOA can sue or defend in court in its own name when two or more owners are affected — for example, construction defect claims against a developer, a zoning challenge against the city, or insurance coverage litigation. Construction defect actions require the §303.5 owner-vote procedure first.
     C.R.S. §38-33.3-302(1)(d)
  • Late charges and fines authorized only after notice and opportunity to be heard; landscape-watering exception
    Boards can charge late fees and fines for violations, but only after providing notice and a hearing opportunity. The HB 22-1137 reforms in §209.5(1.7) and §316.3 impose hard caps and procedural protections — fines without statutory compliance are unenforceable. Owners cannot be fined for under-watering when there are mandatory water restrictions and the owner is complying.
     C.R.S. §38-33.3-302(1)(k)
  • Thirty days before a foreclosure filing the association must give written and electronic notice of the owner's right to credit counseling and where to obtain it
    Before a Colorado association can file to foreclose, it must tell the owner in writing and electronically, thirty days ahead, that credit counseling is available and where to find it. The owner pays for the counseling. This runs alongside the separate thirty-day mediation notice under (10.7) and the thirty-day notice of intent to foreclose under (10.8).
     C.R.S. §38-33.3-316(10.3)
  • Foreclosure requires personal judgment first (with limited alternatives) and applies exclusively to principal residences (or workforce housing)
    For an owner's principal residence (and workforce-housing units), the HOA cannot foreclose without first getting a personal judgment — or proving the owner died, is incapacitated, couldn't be served despite reasonable attempts, or is in bankruptcy. This is a 2024 HB 24-1337 addition that significantly raises the procedural bar before foreclosure on owner-occupied homes.
     C.R.S. §38-33.3-316(10.5)
  • Thirty days before a foreclosure filing the association must send a notice of intent to foreclose, by certified mail and at least two further means, in the owner's preferred language
    A Colorado association must give thirty days' notice that it intends to foreclose, sent certified mail plus two other channels it has on file, and in the owner's preferred language if the owner named one. The notice has to say plainly that the unit could be sold at auction and that the owner could lose their equity. Time shares are excluded.
     C.R.S. §38-33.3-316(10.8)
  • Within five business days after filing to foreclose, the association must notify every identified lienholder of the right to cure and the right to move to stay the sale
    Once an association actually files a foreclosure, it has five business days to tell every lienholder on record two things: that the debt can be cured, and that the owner can ask the court to stop the auction. This is separate from the thirty-day pre-filing notice to lienholders under (10.7)(d).
     C.R.S. §38-33.3-316(11.2)
  • Foreclosure permitted only when lien balance equals or exceeds six months of common-expense assessments AND board has formally resolved by recorded vote
    Even after the personal-judgment requirement is met, foreclosure requires (1) the unpaid balance equals at least six months of common-expense assessments AND (2) a board vote, recorded in the minutes, authorizing this specific filing against this specific unit. The board cannot delegate the authorization to attorneys or managers. Skip the recorded vote and the case is dismissed — owner pays no fees.
     C.R.S. §38-33.3-316(11)(a)
  • Statutory lien arises automatically on the unit for any assessment levied or fine imposed; fees and similar charges may be liened but NOT subject to foreclosure
    In Colorado, the HOA's lien on a unit arises automatically from any assessment or fine. Fees, late charges, attorney fees, and interest can be secured by the lien — but the HOA cannot foreclose to recover only those amounts. Foreclosure must be based on unpaid common-expense assessments themselves. This aligns with §209.5(8)(c) (fines-only foreclosure prohibited).
     C.R.S. §38-33.3-316(1)(a)
  • Six-month super-priority — HOA lien primes the first mortgage for six months of common-expense assessments
    Colorado is a "super-priority" state. The HOA has lien priority over the first mortgage for SIX MONTHS of past-due common-expense assessments. If the HOA forecloses (or the first mortgage forecloses and takes the unit), the first mortgage lender must either pay the six months of super-priority assessments or risk losing its lien — a powerful collection tool.
     C.R.S. §38-33.3-316(2)(b)(I)
  • Assessment lien is extinguished six years after the full amount of assessments became due unless enforcement proceedings are instituted within the period
    The HOA has six years from the due date of the most recent unpaid assessment to file an enforcement action. If no action is filed within six years, the lien is extinguished. Boards must track delinquency timing carefully — late filing means losing the lien entirely.
     C.R.S. §38-33.3-316(5)
  • Association must adopt a collections policy meeting §209.5(5) requirements and make good-faith effort at payment plan
    Before any collection action, the HOA must have a written collection policy (per §209.5(5)) and must make a good-faith effort to set up a payment plan with the delinquent owner. Exceptions exist for non-occupant owners who acquired through foreclosure and for owners who have already had one §316.3 plan.
     C.R.S. §38-33.3-316.3(1)
  • Statutory payment plan must permit repayment in equal installments over at least 18 months
    When the HOA offers a payment plan, the minimum length is 18 months in equal installments. The plan defaults if the owner misses three or more installments OR falls behind on current assessments during the plan period.
     C.R.S. §38-33.3-316.3(2)
  • Foreclosure barred while owner is in compliance with a §316.3 payment plan
    As long as the owner is keeping up with the 18-month payment plan, the HOA cannot foreclose. This is an absolute bar — not a discretionary stay.
     C.R.S. §38-33.3-316.3(3.5)
  • Payments from owners with mixed assessment-and-fine debt must be applied first to assessments
    Payments must go to assessments first, fines and fees second. This prevents the HOA from siphoning payments toward unsecured/non-foreclosable charges while leaving the foreclosable assessment debt growing. Aligns with the §209.5(8)(c) prohibition on fines-only foreclosure.
     C.R.S. §38-33.3-316.3(4)
  • Five-year private right of action with damages up to $25,000 plus costs and attorney fees if association violates foreclosure laws
    Owners have a five-year window to sue the HOA for foreclosure-law violations, with damages up to $25,000 plus attorney fees and costs. The preponderance standard is the default civil-litigation burden — easier for owners to meet than "clear and convincing."
     C.R.S. §38-33.3-316.3(5)
  • alternate lienor may redeem an association-lien foreclosure between thirty-five and one hundred eighty days after sale
    After an HOA lien foreclosure sale, a person in the priority list — the former owner first — has a window running from day 35 to day 180 to buy the property back by paying the sale price plus interest and allowed costs.
     C.R.S. §38-38-302(4)(a)(II)(B)
  • former owner ranks first among alternate lienors entitled to redeem after an association foreclosure sale
    After an HOA forecloses and the unit sells, a ranked list of people may buy it back. The former owner is first in line, ahead of tenants, affordable-housing nonprofits, land trusts, housing co-ops, and government.
     C.R.S. §38-38-305.5(1)(a)
Compliance 1
Statutory compliance, filings, registrations.
  • The audit and review paragraph does not apply to an association that includes time-share units
    An association with time-share units in it is outside this audit and review regime entirely, however large it is and however many owners petition.
     C.R.S. §38-33.3-303(4)(b)(V)
None of these obligations are confirmed for SUNRISE RIDGE TOWNHOUSE ASSOCIATION as a CommunityPay-managed community. Set up this community on CommunityPay to track obligation compliance from a live ledger with audit-grade enforcement.
Source: Colorado legal corpus. Last verified Sept. 5, 2026. CommunityPay maintains the corpus and re-verifies on a rolling cadence.
Risk Profile — CARI Score Preview 5 weighted components · Verified score requires consent
Preview
CARI — the Community Association Risk Index — is CommunityPay's deterministic risk score for community associations. Lenders, insurers, title companies, and buyers consume it through an authenticated API. The score is computed from five weighted components and is consent-gated: the association controls whether subscribers can see it.
Financial Health 30% weight
Reserve adequacy, delinquency rate, operating ratio, fund segregation. Measured against state statutory thresholds.
Governance 25% weight
Board attestation currency, meeting compliance, policy violations, governance risk coefficient.
Vendor Risk 15% weight
Vendor compliance signals — license, insurance, bond status, payment velocity, dispute rate.
Enforcement Integrity 15% weight
Block rate, override rate, SLA breaches in the enforcement decision ledger. The audit-trail layer.
Payment Behavior 15% weight
Prevented loss, dispute rate, collection efficiency, payment-method risk.
No verified CARI score is published for Colorado community SUNRISE RIDGE TOWNHOUSE ASSOCIATION. Set up this community on CommunityPay to publish a verified CARI score that lenders, insurers, title companies, and buyers can consume through an authenticated API.
Compliance Calendar — Next 12 Months 1 deadline
Federal Form 1120-H or 1120 — annual return Apr 15, 2027 · 207 days
High IRC §528
Failure to file timely incurs IRS penalties and interest.
Source: Colorado statute and federal tax law. Dates are conservative estimates based on common fiscal-year alignment; actual deadlines depend on the association's bylaws and fiscal year.
Court Decisions — Colorado Community Association Law 5 appellate decisions interpreting applicable statutes
Colorado Supreme Court · Pulte Home Corp. v. Countryside Cmty. Ass'n, Inc., 2016 CO 64, 382 P.3d 821
Mere recordation of a declaration and plat does not, by itself, create a common interest community under CCIOA. Formation of a common interest community requires that real estate actually be subjected to a declaration that obligates the owner of that real estate to pay assessments for shared expenses. The Colorado…
Interprets: C.R.S. §38-33.3-101, C.R.S. §38-33.3-315
Colorado Court of Appeals · First Atlantic Mortgage, LLC v. Sunstone North Homeowners Ass'n, 121 P.3d 254 (Colo. App. 2005)
A Colorado HOA's super-priority assessment lien under C.R.S. §38-33.3-316(2) is capped in amount by reference to six months of regular periodic assessments, but the component charges within the lien may include not only past-due assessments but also late charges, interest, attorney fees, and other allowable expenses…
Interprets: C.R.S. §38-33.3-316
Colorado Supreme Court · A.C. Excavating, Inc. v. Yacht Club II Homeowners Ass'n, Inc., 114 P.3d 862 (Colo. 2005)
Subcontractors owe homeowners an independent duty of care to construct homes without negligence, separate from any contractual obligation, and the economic loss rule does not bar a negligence claim against a subcontractor for residential construction defects. The Colorado Supreme Court affirmed that CCIOA grants a…
Interprets: C.R.S. §38-33.3-302
Colorado Supreme Court · Evergreen Highlands Ass'n v. West, 73 P.3d 1 (Colo. 2003)
An HOA covenant modification clause permitting amendment of the declaration by 75% owner approval is broad enough to allow the addition of an entirely new substantive covenant — including a covenant making association membership and assessment payment mandatory where membership was previously voluntary. The court…
Interprets: C.R.S. §38-33.3-302
Colorado Court of Appeals · Colorado Homes, Ltd. v. Loerch-Wilson, 43 P.3d 718 (Colo. App. 2001)
An HOA board's covenant-enforcement decisions are evaluated under the business judgment rule rather than a strict-liability standard. Because the enforcement of restrictive covenants requires the exercise of discretion as to timing and manner, courts afford the board considerable latitude — board action must be made…
Interprets: C.R.S. §38-33.3-302, C.R.S. §38-33.3-303
Source: Colorado appellate court records. CommunityPay tracks treatment status and re-verifies on a rolling cadence.
Lien Priority — Colorado HOA super-priority window: 6 months
6 mo
Colorado grants HOA assessment liens up to 6 months of unpaid assessments super-priority over a first mortgage (per C.R.S. §38-33.3-316(2)) . The remaining balance is subordinate. This window is where lenders and HOAs negotiate at closing and in foreclosure.
1.
Federal tax lien (IRS)
Federal tax liens are senior to all subsequent recorded liens.
26 U.S.C. §6321
2.
Property tax lien
Property tax liens take priority over all subsequent encumbrances.
C.R.S. §39-1-107
3.
HOA assessment lien (super-priority — 6 months)
CCIOA grants up to 6 months of unpaid assessments super-priority over a first mortgage.
C.R.S. §38-33.3-316(2)
4.
First mortgage / deed of trust
Subordinate to property tax and HOA super-priority window.
5.
HOA assessment lien (balance beyond 6-month window)
Subordinate to first mortgage.
C.R.S. §38-33.3-316
6.
Junior mortgage / mechanic's liens / judgment liens
Priority by recording date.
Source: Colorado statutes and case law. CommunityPay maintains the corpus and re-verifies on a rolling cadence.
Records This Community Should Have — Colorado 7 record categories required by statute
Under Colorado community association law, the records below must be created and retained. Failure to produce these on owner request, audit, or litigation creates liability and erodes the board's defensibility. None are confirmed for this community as a CommunityPay-managed association.
Governance 3
  • Governing documents — CC&Rs, Bylaws, Articles of Incorporation
    The foundational documents that establish the association and its powers. Required as a permanent record.
    Retention: permanent
    C.R.S. §38-33.3-317
  • Meeting minutes — board and member meetings
    Official record of board votes, decisions, and member actions.
    Retention: permanent
    C.R.S. §38-33.3-308
  • Owner records and assessment ledger
    Current owner roster, assessment history, and notices.
    Retention: 3 years
    C.R.S. §38-33.3-317
Financial 4
  • Annual financial statements
    Income statement, balance sheet, statement of cash flows for each fiscal year.
    Retention: 3 years minimum
    C.R.S. §38-33.3-317
  • Reserve study disclosure
    Most recent reserve study disclosure under CCIOA resale requirements.
    Retention: most recent + history
    C.R.S. §38-33.3-209.5
  • Tax returns
    Federal association tax returns.
    Retention: 7 years
    IRC §6501
  • Tax returns
    Federal and state association tax returns.
    Retention: 7 years
    IRC §6501 + state retention norms
Set up this community on CommunityPay to create, store, and produce these records on demand from a live ledger.
Registration Details Townhome Association · Est. 1980 · Active
Type Townhome Association
Governing Statute CCIOA (C.R.S. §38-33.3-101 et seq.)
State Colorado
City Breckenridge
ZIP 80424
County Summit
Registration Colorado Secretary of State · 19801416484
Formed Nov. 6, 1980
Status Active
Area HOA Fees Summit County median $448/mo
Median Monthly Fee $448
Average Monthly Fee $609
Typical Range $335 – $630
Units Paying Fees 2,037
Source: U.S. Census Bureau, American Community Survey 2023 5-Year Estimates (PUMS). Summit County, CO.
Natural Hazard Exposure Summit County
Relatively Low
Avalanche Very High
Landslide Relatively Moderate
Lightning Relatively Moderate
Hail Relatively Moderate
Winter Weather Relatively Moderate
Social Vulnerability Very Low
Community Resilience Relatively Moderate
Expected Annual Loss $29,532,889
Source: FEMA National Risk Index v1.20, Summit County, CO
Management Company 4 likely matches in area
No confirmed management company on file. Below are companies serving this area that may manage this community. CommunityPay does not assert any relationship until confirmed.
Alpine Edge, LLC Breckenridge, CO
Blue River Property Management, LLC Breckenridge, CO
Alpine Peaks Realty & Management, Inc. Breckenridge, CO
Summit Community Management, Inc. Breckenridge, CO
Applicable Laws 19 Colorado statutes
Short title The short-title section for Article 33.3, establishing the Colorado Common Interest Ownership Act (CCIOA). CCIOA is the unified statute governing every common interest community in Colorado — HOAs, condominium associations, planned communities, and cooperatives — created on or after July 1, 1992. Certain provisions also apply retroactively to pre-1992 communities under §38-33.3-117. CCIOA is based on the Uniform Common Interest …
Applicability to new common interest communities The forward applicability section for CCIOA. Establishes that the article governs common interest communities created in Colorado on or after July 1, 1992, subject to the exceptions in §38-33.3-116. Read together with §38-33.3-117, which governs the reverse case, these two sections are what make a Colorado association's governing statute a function of its creation date rather than of its type …
Applicability to preexisting common interest communities Defines which CCIOA provisions apply retroactively to common interest communities created in Colorado before July 1, 1992. Subsection (1) applies foundational provisions (definitions, construction rules, the assessment lien at §316, the records statute at §317 as of 2006, and others) to all pre-1992 communities for events occurring on or after July 1, 1992. Subsection (1.5) extends the public-disclosures regime (§§209.4–209.7), …
Enforcement - limitation The CCIOA enforcement and fee-recovery section. Subsection (1)(a) lets an association recover actual collection costs, reasonable attorney fees, and other actual costs for unpaid assessments without commencing a legal proceeding, and caps the recoverable attorney fees at five thousand dollars or fifty percent of the assessments and money owed, whichever is less. Subsection (1)(b) applies a parallel cap to non-assessment …
Public disclosures required - identity of association - agent - manager - contact information The CCIOA public-disclosures statute. Subsection (1) requires identifying information about the association and management company within 90 days after declarant turnover. Subsection (2) requires that, within 90 days after turnover and after the close of every fiscal year, the association make available the annual disclosure package: fiscal year date, operating budget, assessment list by unit type, financial statements with reserve …
Responsible governance policies - due process for imposition of fines - procedure for collection of delinquent accounts - enforcement through small claims court - definitions The CCIOA "responsible governance" statute. Subsection (1) requires every association to maintain accurate accounting records and to adopt nine specific policies: collection of unpaid assessments; conflict of interest; conduct of meetings; covenant and rule enforcement (including notice/hearing and a fine schedule); inspection and copying of records; investment of reserve funds; adoption and amendment of policies; dispute resolution; and reserve study …
Powers of unit owners' association Enumerates the powers of a Colorado common interest community association. Includes the power to adopt budgets, levy and collect assessments, hire managers, contract, regulate use of common elements (subject to §302.5 owner-access protections), impose late charges and (after notice and hearing) reasonable fines, impose reasonable charges for amendment recordation and statements of unpaid assessments, indemnify board members and carry D&O …
Executive board members and officers - powers and duties - reserve funds - reserve study - audit Governs the composition, powers, fiduciary standards, declarant-control transition, and budget-and-audit process of the Colorado HOA/condo executive board. Subsection (1) gives the board residual authority to act on behalf of the association and entitles every board member to all association information. Subsection (2) imposes a fiduciary duty on declarant-appointed board members and a wanton-and-willful-acts-only liability standard for owner-elected board members. Subsection …
Meetings Sets meeting and notice rules for both unit-owner meetings and executive board meetings. Subsection (1) requires annual unit-owner meetings; special meetings may be called by the president, by majority of the board, or by owners holding 20% (or any lower percentage in the bylaws). Notice must be hand-delivered or sent by US mail not less than 10 nor more than …
Quorums Default quorum rules under CCIOA. Unit-owner meeting quorum is 20% of votes (10% for associations with more than 1,000 unit owners), unless the bylaws provide otherwise. Board meeting quorum is 50% of the votes on the board, unless the bylaws specify a larger percentage. Both apply at the beginning of the meeting; once present, the quorum is deemed present throughout.
Voting - proxies Governs how unit owners cast votes in association elections and on association matters. Subsection (1) covers multi-owner unit voting and requires secret ballots for contested board positions (and on demand by 20% of owners for any matter affecting the community). Subsection (2) authorizes proxies — written, dated, and revocable; void if undated or purportedly irrevocable; terminating 11 months after date …
Tort and contract liability Sets the framework for tort and contract liability of a Colorado common interest community association. Actions alleging association acts or omissions must be brought against the association, not against any unit owner. Where the act or omission occurred during a period of declarant control and the association gives the declarant reasonable notice and an opportunity to defend, the controlling declarant …
Insurance Establishes the mandatory insurance coverage every Colorado HOA/condo/cooperative must maintain. Subsection (1)(a) requires property insurance on the common elements at full insurable replacement cost (less applicable deductibles); subsection (1)(b) requires commercial general liability covering ownership/management of common elements (and, in cooperatives, of all units). Subsection (2) addresses building coverage in cooperatives and condominiums with horizontal-boundary units. Subsection (3) requires prompt …
Assessments for common expenses Authorizes the executive board to levy assessments for common expenses. Until the association makes its first common-expense assessment, the declarant pays all common expenses. After the first assessment, common expenses are assessed against all units in accordance with the declaration''s allocation formula (subject to §38-33.3-207(1) and (2)). Per HB 22-1137 (2022), past-due common-expense assessments bear interest at the rate set …
Lien for assessments - liens for fines, fees, charges, costs, and attorney fees - limitations - definition The Colorado HOA assessment lien statute. Subsection (1) creates a statutory lien on every unit for any assessment levied against the unit; fees, fines, late charges, interest, and similar charges may be subject to the lien but are NOT subject to foreclosure under Article 33.3. Subsection (2) gives the lien six-month super-priority status — six months of common-expense assessments prime …
Collections - limitations - violations The CCIOA collection-limitations statute, substantially expanded by HB 22-1137 (2022) and HB 24-1337 (2024). Subsection (1) requires associations (and any holder or assignee of association debt) to adopt and comply with a collections policy meeting the §209.5(5) requirements and to make a good-faith effort to coordinate a payment plan. Subsection (2) requires payment plans to allow repayment over at least …
Association records - rules - timely transfer of association money and records to new management company or the association - penalty - civil action - damages - attorney fees Establishes the rights of unit owners to inspect and copy association records, and lists the records the association must maintain in addition to those required by §38-33.3-209.4(2). Required records include detailed receipts and expenditures, construction-defect claim records, meeting minutes, written communications and votes outside meetings, unit-owner roster with addresses and vote counts, the declaration and other governing documents and responsible …
Redemption by lienor - procedure - definition The general lienor redemption procedure for foreclosure sales, amended by HB 24-1337 (2024) to carry a separate track for association liens. Where the lien foreclosed is a unit association lien, an alternate lienor under §38-38-305.5 may redeem no sooner than thirty-five days and no later than one hundred eighty days after the sale, by paying the sale amount with interest …
Persons considered as lienors - redemption of property Added in its entirety by HB 24-1337 (2024), effective August 7, 2024. The section creates a class of "alternate lienors" who may redeem property sold at an association lien foreclosure without holding a lien amount, and ranks them: the former unit owner first, then a tenant whose unrecorded tenancy predates the lis pendens, then a nonprofit whose primary purpose is …
Source: Colorado state legislature. Statutes verified by CommunityPay. Last verified Sept. 2026.
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Community data is sourced from Colorado Secretary of State public registrations. Natural hazard data is from the FEMA National Risk Index (county-level, v1.20). CommunityPay does not claim a relationship with SUNRISE RIDGE TOWNHOUSE ASSOCIATION unless explicitly stated.
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